The Golden Visa program in Greece remains one of the most attractive options for foreign investors seeking EU residency through real estate investment. However, in 2024–2025 significant changes were introduced, which are important to understand before purchasing a property.
New Minimum Investment Thresholds
Starting from the end of August 2024, new rules came into effect:
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In Attica, Thessaloniki, Mykonos, Santorini, and on larger islands (with a population of over 3,100), the minimum real estate value for obtaining a Golden Visa is €800,000.
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In all other regions of Greece, the threshold is reduced to €400,000.
Important: the property must now be a single unit with a minimum size of 120 m².
Preferential Conditions
In certain cases, it is still possible to invest from €250,000, specifically in:
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buildings being converted into residential use,
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industrial properties unused for the last 5 years,
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listed historic buildings, provided they undergo full restoration.
Restrictions on Property Use
Properties purchased under the program cannot be rented out for short-term leases via platforms such as Airbnb or Booking. They also cannot serve as the official registered address of a company.
Transitional Period for Investors
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Investors who paid a minimum 10% deposit by August 31, 2024 retain the right to finalize a purchase under the old conditions.
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The transaction can be completed by December 31, 2024, or a new property may be selected and purchased by April 30, 2025.
Existing Golden Visas
Residents who have already obtained a Golden Visa under the previous rules will keep their rights. Their permits will be renewed under the conditions valid at the time of the initial issuance.
Conclusion
The Greek Golden Visa program has undergone significant reforms aimed at regulating the market and improving investment quality. Today, the minimum thresholds depend on the region and property type, with stricter conditions overall. Nevertheless, Greece remains one of the most accessible and attractive destinations in Europe for acquiring residency through real estate investment.
